Question 1

Can I run a short-term rental at Aspen Woods in Incline Village?

Accepted Answer

This requires direct verification before you write an offer. The source documentation explicitly states two separate restriction layers: "minimum lease restrictions mandated by HOA bylaws" and "subject to Washoe County STR cap limits." The HOA bylaw language confirms a minimum lease term is in effect at the association level — independent of county rules. The Washoe County STR cap limit language means even if the HOA allowed short-term rentals, a county permit slot may not be available at this address. Do not underwrite STR income at Aspen Woods without obtaining the full CC&Rs and HOA bylaws from the resale package, confirming the minimum lease term directly with the HOA board, and verifying that a Washoe County STR permit slot is actually available at 838–842 Northwood Blvd / 839–855 McCourry Blvd. With only ~7 units, the HOA board has significant discretion over rental policy enforcement. Verify both layers before closing.

Question 2

What makes Aspen Woods stand out compared to other Incline Village condo complexes?

Accepted Answer

Aspen Woods has three meaningful differentiators in the Incline Village condo market. First, PUD privacy: at ~7 units spread across a mature pine forest greenbelt enclave on Northwood and McCourry Blvd, Aspen Woods offers a private wooded setting that larger complexes cannot replicate — upper-level sun decks overlook natural pine forest, not a parking lot or neighboring unit. Second, attached 2-car garages: the vast majority of Incline Village condo complexes offer surface or carport parking only; an attached 2-car garage per unit is rare and valuable for year-round owners. Third, walkability at this price point: the Rec Center is 0.5 miles away, the Post Office is 0.6 miles, and Raley's is 0.7 miles — unusually strong walkability for a $1.265M–$1.485M+ property in a wooded setting. The tradeoffs are boutique illiquidity (~7 units trade infrequently), STR restrictions (two confirmed restriction layers), and a self-managed or localized PUD management structure that requires careful reserve due diligence.

Question 3

What should I know about Aspen Woods' HOA before making an offer?

Accepted Answer

Aspen Woods' HOA runs $395–$575/month, with the range varying by unit insurance allocation and square footage — confirm the exact figure for the specific unit you are purchasing. The HOA is self-managed or administered by localized professional PUD management depending on the current board term. HOA covers exterior maintenance, snow removal, common area maintenance, landscaping, and refuse/trash. Notably, water and sewer are not listed as HOA inclusions — confirm utility responsibilities with the HOA before closing. There is no pool, spa, clubhouse, or fitness center, which keeps overhead lean. Before you write an offer, request the reserve study, the last two years of board minutes, and the current insurance declarations. Aspen Woods was built 1987–1993 — approximately 30–40-year-old wood-frame structures. Wildfire insurance costs on the North Shore have risen sharply — confirm current policy and premium. With only ~7 units, a single large special assessment can have an outsized impact on individual owners.

Question 4

What unit types and floor plans are available at Aspen Woods?

Accepted Answer

Aspen Woods offers two floor plan configurations across approximately 7 units, both 3BD/2.5BA: a standard layout at approximately 1,911 sq ft and an expanded layout at 1,951–2,161 sq ft with an extra flex/loft room or expanded living footprint. Both configurations feature multi-level living with vaulted wooden ceilings, open-concept layouts, gas/wood-burning fireplaces, private back decks, and upper-level sun decks overlooking natural wooded pine settings. Each unit includes an attached 2-car garage and off-street driveway parking. Heating is natural gas forced air or baseboard hydronic zone heating; cooling is cross-ventilation with ceiling fans, and select units have individual mini-splits. The 1987–1993 build range means some units may have been significantly remodeled — condition and upgrade level vary. Priced in the $1.265M–$1.485M range, verify current MLS data carefully given the thin transaction history.

Question 5

What type of buyer is Aspen Woods best suited for in today's Incline Village market?

Accepted Answer

Aspen Woods fits two buyer profiles well: privacy-and-space buyers at the $1.265M–$1.485M price point who want a multi-level 3BD/2.5BA unit with an attached 2-car garage, wooded pine forest views, private sun decks, and a boutique ~7-unit enclave setting that larger complexes cannot offer; and primary or vacation-home buyers who want strong walkability to the Rec Center (0.5 mi), Post Office (0.6 mi), and Raley's (0.7 mi) in a forested Central North of Hwy 28 location with full IVGID privileges including both Championship and Mountain Golf Courses. Where Aspen Woods requires extra diligence: STR is restricted by two confirmed layers (HOA bylaws + Washoe County cap limits) — this is not an STR investment property. The self-managed or localized PUD management structure and ~7-unit scale mean reserve adequacy and board governance require careful review. Resale liquidity is limited — with so few units, finding a buyer at the right price can take longer than at a larger complex. Water and sewer utility responsibilities are not confirmed as HOA-included — verify before closing.

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